But, what if you had the right business model, your ducks are lined up in a nice neat row and you made only $4 million, or $3 million, or $2 million.

Those money investors are analyzing deals (often all over the country) and modeling out the risk/reward of the venture.  

I have two single family rentals and K1 loss from an apartment complex LP. 

@Bruno Araujo the answer to part of your question is yes, investors can 1031 exchange from investment real estate into a Delaware Statutory Trust modeled after Rev proc 2004-86. 

What I found helpful is participating as LP in a syndication as a backdoor.2) work on your personal development. you need to see yourself operating as a deal sponsor.

Back in the high FC days when we'd find ourselves in bidding situations, we had a rule: we run our model and whatever number we came up with is what we'd go with.

LOL, the ANTI arbitrage crowd, while correct in some of its positions on the risks and pitfalls of the STR arbitrage model, is, IMO, neglectful in not giving credit for a proven business model.  

We can follow that model in real estate.  

So if you are in Nebraska rather than Oakland or Sonoma, the retail banking model might be better on rate.

One thing to remember with rentals is that they aren't model homes.